130 homes and open space at Abbey Stadium, Lady Lane, Swindon

What was proposed

The application sought demolition of the closed stadium and construction of 130 mixed-tenure homes, with affordable housing, public open space and associated infrastructure.

“Proposal: Demolition of the existing stadium and the erection of 130 no. Residential Dwellings, including public open space and associated works.”

“The Proposal The applicants seek full planning permission for the demolition of the now closed Abbey Stadium and the erection of 130 residential units as a mixture of houses and apartments of mixed tenure and including a level of affordable housing provision plus associated infrastructure and open space. The application has undergone a level of revision during its processing resulting in several re-consultations of the public and consultees, both internal and external.”

Officer report

The site and surroundings

The approximately 4.3-hectare site lies in Swindon’s urban area, beside Lady Lane, residential development and a linear park, and is in Flood Zone 1.

“The Site and Surroundings The site is situated within Blunsdon St Andrew, approximately 5 km north of Swindon Town Centre. The site is bounded to the north by Lady Lane (B4534), which proceeds adjacent to the A419 (Blunsdon Bypass), turning westward, where the site access is taken.”

“The site is bounded west and east by residential development, with 127 dwellings (application ref. S/RES/18/1311) on its eastern side currently being built out. A linear park connecting adjoining residential developments bounds the site to the south. Further residential development is located on the northern side…”

Officer report

Earlier site history

Earlier permissions covered a replacement stadium, business space, a care home, housing, a fire station and associated development, including later stadium-related reserved matters.

“S/OUT/14/0833 – Outline application for a mixed-use development comprising up to 100no. dwellings, car parking associated with stadium events, fire station and associated facilities, access works, landscaping and open space - Access not reserved - (Variation to outline permission S/12/1826) APPROVAL GRANTED”

“S/RES/18/0027 – Reserved matters application (following outline planning permission S/07/1365) for the demolition of the existing stadium and construction of a new stadium, racing building, training kennels, new stands, acoustic barrier, car parking and associated development, including minor access works to western access and laying out of open space/linear park. (Modification to reserved matters approval reference S/RES/16/0036) APPROVAL GRANTED (August 2021)”

Officer report

What officers recommended

Officers recommended refusal because the proposal would remove speedway without an available alternative, lacked secure replacement community facilities and created a parking safety risk.

“Conversely, negative weight must be ascribed to the loss of community facilities from the site and whilst there is a sister proposal to provide a level of different community facilities (S/25/1182) there is no acceptable method of linkage agreed between the applicants and the Council to secure that provision coming forward in a timely manner and those facilities are being proposed by a separate party over which this applicant has no control; negative weight must also be…”

“It is, therefore, concluded that despite the proposals offering multiple benefits to Swindon and the surrounding community the harms caused by the failure to adequately secure the timely provision of replacement community facilities, the loss of a, protected by policy, speedway track from the local area without a viable alternative and the risk of public harm via the potentially unsafe operation of the highway significantly and demonstrably outweigh the benefits of granting…”

Officer report

Consultation responses

Ecology, drainage, contaminated land, environmental health and landscape officers raised no objection subject to conditions, while highways accepted access but objected to parking arrangements.

“Ecology The application was supplied with multiple surveys and supporting documents which have been assessed by the Council’s Ecology Officer and have been found to be reasonable and acceptable. Therefore, the Council’s Ecology Officer has no objection subject to conditions.”

“Contaminated Land The Council’s Contaminated Land Officer has reviewed the submitted documents and concluded that subject to a condition recommending intrusive investigations to further assess contamination and a further condition to implement the suggested remediation scheme they offer no objection to the proposals.”

Officer report

What people said

Most public comments opposed redevelopment because of the stadium’s cultural value, loss of speedway, traffic, infrastructure and replacement facilities, while some supported housing and community benefits.

“Key Public Objection Themes: • NPPF 104 / Local Plan CM4: stadium not surplus; objections consistent across batches. • Playing Pitch & Outdoor Sports Strategy 2025: site should be protected for Speedway/outdoor sport. • No equivalent replacement: Studley Grange undelivered and outside the Borough; repeatedly cited. • Applicant’s Statement of Community Involvement: ~73% oppose redevelopment.”

“Heritage & Cultural Value: • Stadium seen as a 75‑year cultural landmark and part of Swindon’s identity. • Loss described as ‘sacrilege’ by some objectors. • Coventry Stadium Appeal (2024) used as precedent to resist loss of motorsport venues. Traffic, Transport & Infrastructure: • Significant congestion concerns relating to Lady Lane, A419 and Cold Harbour junction. • Safety issues raised regarding high‑speed slip roads.”

Officer report

Who spoke

Ward councillors, the agent, the applicant, a supporter, several objectors and a parish councillor made comments at the meeting.

The committee discussion

Supporters cited housing need, viability and a possible alternative speedway venue; objectors argued that the stadium was a valued community asset needing protection.

“Swindon cannot currently demonstrate a five-year housing land supply. • Officers have agreed that the proposals are appropriate in terms of scale and design. • The application could meet 5% of Swindon’s affordable housing needs. • 48% of those consulted in relation to the application were supportive of the proposals, whilst 47 objections came from people living outside of Swindon.”

“The Case Officer’s report makes it clear that Abbey Stadium cannot be lost unless it is considered surplus to requirements, or a suitable alternative speedway provision is available nearby, neither of which is the case currently. • The financial viability of speedway is not a material planning consideration.”

Minutes

The vote

A motion to refuse permission was proposed and seconded, with every councillor supporting it and none voting against.

“Councillor Neil Hopkins proposed that planning permission be refused, in line with and on the basis of the recommendations set out in the Case Officer’s report. Councillor Gary Sumner seconded the proposal. All Councillors were in favour of the proposal, and none were opposed.”

Minutes

The decision

Planning permission was refused in line with the officers’ recommendation and the reasons set out in the case officer’s report.

“Resolved – That planning permission be refused, in line with and on the basis of the recommendations set out in the Case Officer’s report.”

Minutes